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A PROPOSAL BYQUADRIAD REALTY PARTNERS, NEW YORK
to
COMMUNITY BOARD 12, MANHATTAN
Memorandum: Community Board 12, Manhattan: Parks Committee Meeting No. 1
403 May 2011
TRYON CENTER
page 1
T R Y O N C E N T E R03 MAY 2011
QUADRIAD REALTY PARTNERS, NEW YORKTO
COMMUNITY BOARD 12, MANHATTAN
CHAIR:PAMELA PALANQUE-NORTH
DISTRICT MANAGER:EBENEEZER SMITH
PRESENTATION No. 3 to CB12 / PRESENTATION No. 1 to:COMMUNITY BOARD 12, MANHATTAN, PARKS & CULTURAL AFFAIRS COMMITTEE
CHAIR:ELIZABETH LORRIS RITTER
ASSISTANT CHAIR: DAVID KACHCYNTHIA CARRION MITCHELL GLENN ZEAD RAMADAN
PRESENTING FOR QUADRIAD:QUADRIAD REALTY PARTNERSHENRY WOLLMAN, PRESIDENT
DEVELOPMENT PLANNING & DESIGN INC.EVELYN KALKA, PRESIDENT
page 2
T R Y O N C E N T E R03 MAY 2011
CONTENTS
I
THE EXISTING GORMAN PARK1
LOCATION2
THE EXISTING GORMAN PARK
IITHE DEVELOPMENT: AS-OF-RIGHT / NEW-STRATEGY
3TRYON CENTER: A DEVELOPMENT WITH POSSIBILITIES
4 THE NEW-STRATEGY
5COMPARING “AS-OF-RIGHT” & “NEW-STRATEGY”
IIIPOSSIBILITIES FOR GORMAN PARK WITH THE NEW-STRATEGY
6RENOVATING THE PARK
7MAINTENANCE FOR THE PARK
8EXTENDING THE PARK
9SUMMARY
PAGE 3-8
PAGE 9-13 PAGE 14-15
PAGE 16-17 PAGE 18-21
PAGE 22 PAGE 23 PAGE 24-26 PAGE 27
page 3Map: City of New York / Parks & Recreation, Excerpt: Northern Manhattan Master Plan / Planning & Parklands Division
TRYON CENTERA New-strategy Proposal by Quadriad Realty - An Opportunity For Gorman Park
4 4 0
|
Hudson Heights
Fort Tryon Park
Highbridge ParkGorman
Park
page 4
Contour image from: www.earthtools.com
1Location
Topographic Map
page 5Satellite image from: www.maps.google.com
1Location
Topographic Map
page 6Satellite image from: www.maps.google.com
PHASE 1 SITE
GORMANMEMORIALPARK
BRO
AD
WAY
BRO
AD
WAY
FAIRVIEW AVE.
FAIRVIEW AVE.
PHASE 2SITE
1Location
Gorman Park and the Tryon Center Development Sites
page 7Data Points: Elevation Above Sea Level; SOURCE: www.earthtools.org
1Location
Heights Elevation Points / Height Differences
BRO
AD
WAY
WA
DSW
ORT
H T
ERR
AC
E
FAIRVIEW AVE
190th STREET
GORMAN PARK
105' vertical height difference
101.7' vertical height difference101.7'
203.4'
98.4'
203.4'
154.2'
Data points: Elevation Above Sea Level, SOURCE: www.Eartthtools.org
page 8
Satelite image from: www.bing.com
1LocationBirdseye View
QuadriadDevelopment Site
Gorman Park
Broadway
WadsworthTerrace
page 9
1The Existing Gorman Park
The Park At Broadway
photos: Development Planning & Design inc.
Retaining Wall; Setback From Street Wall Park Entry
page 10
1The Existing Gorman Park
The Park At Wadsworth Terrace
photos: Development Planning & Design inc.
page 11photo: http://www.bridgeandtunnelclub.com/bigmap/manhattan/uppermanhattan/washingtonheights/gormanpark/index.htm
1The Existing Gorman ParkThe Serpentine Path Through The Park
page 12
1The Existing Gorman Park
Edge Condition In The Park / Shortcuts Through The Park
photos: Development Planning & Design inc.
Condition At Park Edge Taking A Short-Cut
page 13Source: http://www.manhattantimesnews.com/2011/cleaning-up-gorman-park.html Images: http://www.bridgeandtunnelclub.com/bigmap/manhattan/uppermanhattan/washingtonheights/gormanpark/index.htm
1The Existing Gorman Park
Maintenance Issues / Residents Initiatives: Voluntees, Cleaning Up The Park
For the first time in recent memory, Gorman Park on Broadway near W. 190th Street received some tender loving care from volunteers on Sun., April 10.
Five area residents, working in conjunction with Partnerships for Parks, raked leaves, pruned bushes and trees, and picked up litter along the southern stretch of the park that borders Broadway. In all, they hauled out eight bags of leaves and trash.
The effort was initiated by Jonathan Rabinowitz, an area resident who has been informally cleaning up the park in his spare time.
“They uncovered some plants and flowers that were under the leaves – it’s very pretty,” said Yekat-erina Gluzberg, Northern Manhattan’s outreach coordinator with Partnerships for Parks. “People walking by stopped and said thank you.”
Based on the feedback and fun they had, another clean up is scheduled for this Sun., April 17 from 10 a.m. to 2 p.m.
page 14Satellite image from: www.maps.google.com
PHASE 1 SITE
GORMANMEMORIALPARK
BRO
AD
WAY
BRO
AD
WAY
FAIRVIEW AVE.
FAIRVIEW AVE.
PHASE 2SITE
IITryon Center: A Development With Possibilities
Location
page 15
IITryon Center: A Development With Possibilities
Two Schemes
The As-Of-Right Scheme The New-strategy Scheme
GORMAN PARK GORMAN PARK
page 16
IIThe New-strategy
Housing New York - A Private Sector Approach To Finance Middle-Income Housing
QUADRIAD REALTY PARTNERS | NEW YORKNew-strategy districts and corridors for New York City outer-boroughs and northern-Manhattan/Index & description: pp. 40-41
The New-StrategyHandbookA PRIVATE-SECTOR APPROACH TO HOUSING ALL NEW YORK
NOVEMBER 2010
page 17
IIThe New-strategy
An Overview: Conventional Development versus The New-strategy
conventionaldevelopment•100% market residences with no affordable residences required
new-strategydevelopment•a maximum of 70% market residences is permitted but at an enhanced quantity based on New-strategy floor area allowances
A compreheNsive descriptioN of the New-strAtegy ANd its demoNstrAtioN proposAl for williAmsburgh terrAce is AvAilAble oNliNe from QuAdriAd reAlty pArtNers, www.QuAdriAd.com
2 AFFORDABLE OWNERSHIPRESIDENCES
conventionaldevelopment•no affordable ownership residences required
new-strategydevelopment•30% affordable divided into three tiers:
•1/3 of total moderate income residences for family of four at 60% of New York City median
•1/3 of total moderate income residences for family of four between 61% –120% of New York City median
•1/3 of total moderate income residences for family of four between 121% –180% of New York City median
1MARKET OWNERSHIPRESIDENCES
3 AFFORDABLE RENTAL RESIDENCES
4 MARKETRETAILFACILITIES
5 COMMUNITYRETAILFACILITIES
6 COMMUNITYPUBLIC SPACES
7 COMMUNITY NEIGHBORHOODFACILITIES
conventionaldevelopment•no affordable rental residences required
new-strategydevelopment•optional further integration of rental units alongside ownership units
•optional 1/3 of total moderate income residences can be developed as rental residences for family of four at 60% of New York City median or less;
•an additional component of affordable rental residences, as defined in column 7, may be added in lieu of a contribution to a community facility
conventionaldevelopment•all scales of market retail as permitted by existing zoning levels
new-strategydevelopment•market-structured retail development is encouraged, but the concurrent provision of “community retail facilities” (as defined in column 5) is required
conventionaldevelopment•no “community retail” reserve, as defined below, is required
new-strategydevelopment•a New-strategy project would require a reserveof 10% of retail sf to be developed as “community retail”;•“community retail” is defined as:
small neighborhood-• scaled shops;uses for these • shops focus on local resident needs;preservation of these • shops in perpetuity by preventing their combination with adjacent larger shops
conventionaldevelopment•no required provision of community public space
new-strategydevelopment•a New-strategy project would require the development of a community public open space on a significant portion of the finished development site
conventionaldevelopment•no required provision of neighborhood health, education, or special housing facilities
new-strategydevelopment•a New-strategy project would require the development of a community neighborhood facility of consequence as a component of the development;•such facilities may include those devoted to:
community • educational and recreational pursuits added affordable • rental housing added senior citizen • housing
conventionaldevelopment•no required implementation of any supplementaryurban design standards
new-strategydevelopment•a New-strategy projectwould require the submission to the department of city planning of a “District Master Urban Design Plan” for the neighborhood immediately surrounding the development site, demonstrating the cohesive engagement of the urban design project with the existing neighborhood, even where a change of immediate scale is proposed
O ZONING•estAblishiNg: a new affordable “floating” zoning district in New York to ensure the continual development of affordable housing in all parts of New York City
O PLANNING•liNKiNg:residential and retail development, community facilities, and open space through a comprehensive planning and urban design process;this process focuses on the redevelopment of obsolete manufacturing districts and under-utilized commercial corridors throughout New York City
O FINANCING•utiliZiNg:the financial and building bower of the private sector to implement broad community planning initiatives: •no public development funds •no public subsidies •no public bonds for acquisition, construction, or development expenses •no public mortgage insurance
O IMPLEMENTING•iNtegrAtiNg: •70–30% ratio of market-affordable housing •ownership opportunities for affordable housing •capital appreciation for low- & moderate-in come families through investment in their own homes •retaining affordability for successive generations of owners through a project-related fund
the core developmeNt priNciples proposed by the New-strAtegy
1: NEW-STRATEGY ARENAS OF FOCUS
8 URBAN DESIGNSTANDARDS
A SUMMARY OF THE NEW-STRATEGY
the core developmeNt priNciples proposed by the New-strAtegy
2: COMPARING CONVENTIONAL VS NEW-STRATEGY DEVELOPMENT STANDARDS
conventionaldevelopment•100% market residences with no affordable residences required
new-strategydevelopment•a maximum of 70% market residences is permitted but at an enhanced quantity based on New-strategy floor area allowances
A compreheNsive descriptioN of the New-strAtegy ANd its demoNstrAtioN proposAl for williAmsburgh terrAce is AvAilAble oNliNe from QuAdriAd reAlty pArtNers, www.QuAdriAd.com
2 AFFORDABLE OWNERSHIPRESIDENCES
conventionaldevelopment•no affordable ownership residences required
new-strategydevelopment•30% affordable divided into three tiers:
•1/3 of total moderate income residences for family of four at 60% of New York City median
•1/3 of total moderate income residences for family of four between 61% –120% of New York City median
•1/3 of total moderate income residences for family of four between 121% –180% of New York City median
1MARKET OWNERSHIPRESIDENCES
3 AFFORDABLE RENTAL RESIDENCES
4 MARKETRETAILFACILITIES
5 COMMUNITYRETAILFACILITIES
6 COMMUNITYPUBLIC SPACES
7 COMMUNITY NEIGHBORHOODFACILITIES
conventionaldevelopment•no affordable rental residences required
new-strategydevelopment•optional further integration of rental units alongside ownership units
•optional 1/3 of total moderate income residences can be developed as rental residences for family of four at 60% of New York City median or less;
•an additional component of affordable rental residences, as defined in column 7, may be added in lieu of a contribution to a community facility
conventionaldevelopment•all scales of market retail as permitted by existing zoning levels
new-strategydevelopment•market-structured retail development is encouraged, but the concurrent provision of “community retail facilities” (as defined in column 5) is required
conventionaldevelopment•no “community retail” reserve, as defined below, is required
new-strategydevelopment•a New-strategy project would require a reserveof 10% of retail sf to be developed as “community retail”;•“community retail” is defined as:
small neighborhood-• scaled shops;uses for these • shops focus on local resident needs;preservation of these • shops in perpetuity by preventing their combination with adjacent larger shops
conventionaldevelopment•no required provision of community public space
new-strategydevelopment•a New-strategy project would require the development of a community public open space on a significant portion of the finished development site
conventionaldevelopment•no required provision of neighborhood health, education, or special housing facilities
new-strategydevelopment•a New-strategy project would require the development of a community neighborhood facility of consequence as a component of the development;•such facilities may include those devoted to:
community • educational and recreational pursuits added affordable • rental housing added senior citizen • housing
conventionaldevelopment•no required implementation of any supplementaryurban design standards
new-strategydevelopment•a New-strategy projectwould require the submission to the department of city planning of a “District Master Urban Design Plan” for the neighborhood immediately surrounding the development site, demonstrating the cohesive engagement of the urban design project with the existing neighborhood, even where a change of immediate scale is proposed
O ZONING•estAblishiNg: a new affordable “floating” zoning district in New York to ensure the continual development of affordable housing in all parts of New York City
O PLANNING•liNKiNg:residential and retail development, community facilities, and open space through a comprehensive planning and urban design process;this process focuses on the redevelopment of obsolete manufacturing districts and under-utilized commercial corridors throughout New York City
O FINANCING•utiliZiNg:the financial and building bower of the private sector to implement broad community planning initiatives: •no public development funds •no public subsidies •no public bonds for acquisition, construction, or development expenses •no public mortgage insurance
O IMPLEMENTING•iNtegrAtiNg: •70–30% ratio of market-affordable housing •ownership opportunities for affordable housing •capital appreciation for low- & moderate-in come families through investment in their own homes •retaining affordability for successive generations of owners through a project-related fund
the core developmeNt priNciples proposed by the New-strAtegy
1: NEW-STRATEGY ARENAS OF FOCUS
8 URBAN DESIGNSTANDARDS
A SUMMARY OF THE NEW-STRATEGY
the core developmeNt priNciples proposed by the New-strAtegy
2: COMPARING CONVENTIONAL VS NEW-STRATEGY DEVELOPMENT STANDARDS
page 18
GORMAN PARK
IIThe As-Of-Right Scheme
No Opportunity For An Extended Park
image: development planning & design inc.
page 19
GORMAN PARK
IIThe New-strategy Scheme
Opportunity For An Extended Park
image: development planning & design inc.
page 20
GORMAN PARK
IIThe As-Of-Right Scheme
No Opportunity For An Extended Park
image by: development planning & design inc.
page 21
GORMAN PARK
IIThe New-strategy Scheme
Opportunity For An Extended Park
image by: development planning & design inc.
page 22
Satelite image from: www.bing.com
IIIThe New-strategy: 1: Renovating Gorman Park
A Safer Park, An Active Park, An Accessible Park, A Diverse Park
RENOVATING GORMAN PARK: A NEW URBAN NEIGHBORHOOD PARK •Openupareaswithinthepark: introduceactivities draw people into the park increase safety •Increaseplantdiversitywithinthepark. •Offeranabundanceofbenchesintheparkandalongit’sedges. •Designrampstobehandicappedaccessible,whereverpossible. •ThedesignteamaroundDianaBalmoriplanstobeengagedin discussions with the NUC Parks Department while working on the design of the new park - this simultaneous approach ensures the design developsalongthepreferencesoftheCity’sParksDepartment.
page 23
GORMAN PARK
IIIThe New-strategy: 2: Maintaining Gorman Park
Keeping The Park Clean, Save, And Maintained
image: development planning & design inc.
PROVIDE MAINTENANCE FOR THE UP-KEEP OF GORMAN PARK •MaintenanceforGormanParkprovidedbytheTryonCenter Development, in-perpetuity.
page 24
IIIThe New-strategy: 3: An Opportunity For An Extended Gorman Park
NEW-STRATEGY SCHEME: A New Park + A Renovated Park
image: development planning & design inc.CONNECTING GORMAN PARK WITH A NEW PUBLIC OPEN SPACE IN TRYON CENTER •IfQuadriadwillbepermittedtobuildtheNew-strategyschemewithalowbaseasintended,newpublicopenspaceabove the retail/community center level can be designed to connect with the newly renovated Gorman Park to one larger, recreational landscape. This will not be possible with a high-base scheme.
page 25
IIIThe New-strategy: 3: An Opportunity For An Extended Gorman Park
NEW-STRATEGY SCHEME: A New Park + A Renovated Park
image: development planning & design inc.CONNECTING GORMAN PARK WITH A NEW PUBLIC OPEN SPACE IN TRYON CENTER •IfQuadriadwillbepermittedtobuildtheNew-strategyschemewithalowbaseasintended,newpublicopenspaceabove the retail/community center level can be designed to connect with the newly renovated Gorman Park to one larger, recreational landscape. This will not be possible with a high-base scheme.
Residential Tower Above
Entry Lobby At Park Level
page 26
BROADWAY
FAIRVIEW AVE
GORMAN PARK
DNUP+DN
GORMANPLAZA
SUBW
AY
COMMUNITY RETAIL
LARGE SCALE RETAIL
COMMUNITYRETAIL
PARKING
W 190th STREET
SITE PLAN AT GRADE
IIIThe New-strategy: A Possibility For Gorman Plaza
Opportunity for An Urban Plaza And Pedestrian Connections, Down To The Subway + Up To The Park
image by: development planning & design inc.
CONNECTING GORMAN PARK WITH A NEW PUBLIC OPEN SPACE IN TRYON CENTER •Ifthecityandthecommunityisinsupport,anewGormanPlazacouldbecreated,becominganewcenterpointtogodown to the subway, up to the park, or straight to community stores. In this case, also mechanical transportation could help connect the various levels.
page 27
IIIThe New-strategy: A Development That Creates and Sustains a Park
SUMMARY: Renovating Gorman Park, Maintaining Gorman Park, Extending Gorman Park
RENOVATING GORMAN PARK: A NEW URBAN NEIGHBORHOOD PARK
•Openupareaswithinthepark: introduceactivities draw people into the park increase safety •Increaseplantdiversitywithinthepark. •Offeranabundanceofbenchesintheparkandalongit’sedges. •Designrampstobehandicappedaccessible. •ThedesignteamaroundDianaBalmoriplanstobeengagedin discussions with the NUC Parks Department while working on the design of the new park - this simultaneous process ensures the design developsalongthepreferencesoftheCity’sParksDepartment.
MAINTAINING GORMAN PARK
•MaintenanceforGormanParkprovidedbytheTryonCenterDevelopmentin-perpetuity.
CONNECTING GORMAN PARK WITH A NEW PUBLIC OPEN SPACE IN TRYON CENTER
•IfQuadriadwillbeallowedtobuildtheNew-strategyschemewithalowbaseasintended, new public open space above the retail/community center level can be designed to connect with the newly renovated Gorman Park to one larger recreational landscape. •Ifthecityandthecommunityisinsupport,anewGormanPlazacouldbecreated, becoming a new center point to go down to the subway, up to the park, or straight to community stores. In this case, also mechanical transportation could help connect the various levels.
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